TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: SEPTEMBER 11, 2024
SUBJECT:
Title
ARCHITECTURAL AND SITE PLAN REVIEW #24-A07, REVIEW OF AN ADDITION AND RENOVATION TO A ONE-STORY SINGLE-FAMILY RESIDENCE LOCATED AT 325 WEST 6TH STREET - APPLICANT: EPIC DESIGN BUILD
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SUMMARY
The applicant, Epic Design Build, requests approval of a 448-square-foot first-floor addition and a 284-square-foot patio cover to the rear of the home and a 381-square-foot second-story addition to the existing attic space. The existing home, which was constructed in 1908, is listed in the Register of Structures of Historic or Architectural Merit in Claremont (“Claremont Register") and includes transitional Craftsman architectural styling. The proposed work will increase the total floor area from 2,257 to 3,086 square feet. The exterior styling will remain the same with cedar shingle siding, composition roof shingles, wood windows with wood trim, and a stone veneer to match the existing stone foundation. This project also requires approval of a Certificate of Appropriateness for a Major Project Review by the Architectural and Preservation Commission upon the finding that the project meets applicable criteria. A draft Resolution discussing how the proposal satisfies each of the applicable review criteria is attached to this report (Attachment A).
RECOMMENDATION
Recommended Action
Staff recommends the Architectural and Preservation Commission:
A. Adopt A RESOLUTION OF THE ARCHITECTURAL AND PRESERVATION COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA, CONDITIONALLY APPROVING ARCHITECTURAL AND SITE PLAN REVIEW #24-A07, REVIEW OF AN ADDITION AND RENOVATION TO A ONE-STORY SINGLE-FAMILY RESIDENCE LOCATED AT 325 WEST 6TH STREET - APPLICANT: EPIC DESIGN BUILD.
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternative:
A. Continue the item for additional information.
B. Approve the project with additional or revised Conditions of Approval.
C. Express the intent to deny the proposal, specifically identifying the review criteria of Section 16.300.060.A (Design Review) or Section 16.302.160 (Cultural Resources Preservation) of the Municipal Code that cannot be met and continue the item to July 24, 2024, for adoption of a denial resolution as all of the necessary findings cannot be met.
FINANCIAL REVIEW
The costs associated with this review have been borne by the applicant.
ANALYSIS
Background
The subject property is located at 325 West 6th Street, on the north side of the street. The property is zoned Historic Claremont 7,500 with a General Plan land use designation of Residential 6. The existing home was built in 1908 with transitional Craftsman architectural styling. Due to the limited amount of exterior alterations, the home has a high level of historic integrity when compared to other historic houses in the vicinity.
Residential properties located on this block of 6th Street are within the same zone and General Plan land use designation. The year of construction of the surrounding home ranges from 1906 to 2005, with a majority of the homes built between 1910 and 1940. Architectural styles in the area vary and include Craftsman, Craftsman Bungalow, Colonial Revival, and modest Cottage styles.
Project Description
The applicant, Epic Design Build, is proposing an 829-square-foot addition, a 294-square-foot patio cover, and interior renovations to the single-family residential unit located at 325 West 6th Street. Specifically, the project will entail the removal of an existing family room situated at the rear of the home that is not found to be part of the original residence. The proposed 448-square-foot first-floor addition will replace the removed family room. The patio cover will be added to the first-floor addition. The 381-square-foot second-floor addition will extend the existing attic space to be a playroom. The project will result in an increase in living area square footage from 2,257 to 3,086 square feet which remains below the maximum permitted floor area of 3,687 square feet. The property’s new lot coverage of 3,096 square feet will remain below the maximum permitted lot coverage of 3,937 square feet.
The roof of the new addition will match the 8:12 roof pitch of the original home. Because the addition is slightly wider, the second-floor addition will increase the maximum height of the home from 21 feet to 22.5 feet. The existing decorative gable end vents will be preserved and reused on the newly created gable end.
New walls will be sided with cedar shingles to match the original home and painted light blue. New windows will be single hung wood windows with grids to match the existing house. New rafter tails will feature a slight curve to match the existing curved rafter tails of the house. The first-floor addition will use a stone veneer at the base to match the existing stone foundation. Staff notes that the foundation stones are unique and that a condition has been added to ensure special care is taken to match the stone. The rear elevation and new stairwell leading to the second-floor addition will feature leaded windows with a wood frame to match the existing leaded window on the front façade.
With the proposed addition and interior renovation, the residence will have a total of three bedrooms, three full bathrooms, one half bathroom with laundry, living room, dining room, office, kitchen, playroom, and attic storage. This proposal does not include the removal of any existing trees. The project plans including a site plan, demolition plan, proposed floor plans and elevations is included as Attachment B to this report.
Certificate of Appropriateness
Pursuant to CMC Section 16.302.130, the Architectural and Preservation Commission shall approve a Certificate of Appropriateness for a Major Project Review, considering the project consists of a new construction affecting Resources individually listed in the Claremont Register that is not specified for Staff Level Review. The Claremont Register Listing for the property is Attachment C to this report.
Staff finds that the proposal meets all criteria listed in CMC Section 16.302.160 for the reasons stated in the draft approval resolution. The project will not create a significant adverse impact on the character-defining features, historic architectural character, and aesthetic interest and value of the property. Additionally, the project conforms to the citywide guidelines of the Historic Claremont district. As such, staff recommends that the Architectural and Preservation Commission approve the Certificate of Appropriateness and has made the necessary findings in the draft approval resolution (Attachment A).
Basis for Recommendation
Staff finds that the proposal satisfies all of the architectural design review criteria listed in CMC Section 16.300.060.A for the reasons stated in the draft approval resolution. While the property was constructed in 1908 and is identified on the Claremont Register, the proposed addition and exterior renovation will maintain the home's historic character and contribute to the character of the surrounding neighborhood. As such, the staff recommends that the Architectural and Preservation Commission approve the proposed design.
CEQA REVIEW
The proposal, an addition to and renovation of an existing historic home in a manner that is consistent with The Secretary of the Interior’s Standards for the Treatment of Historic Properties and does not cause an adverse substantial change to is historic significance, is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15301(e) - Existing Facilities in that this project entails an 829-square-foot addition and 294-square-foot patio cover to the existing structure that will not result in an increase of more than 10,000 square feet in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the project area is not environmentally sensitive. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a paper copy, please contact Pearl Juarez at (909) 399-5499 or via email at pjuarez@ci.claremont.ca.us.
Notice of this meeting was mailed to properties adjacent to the subject property on August 29, 2024. A copy of this report has been sent to the applicant and other interested parties.
Submitted by: Reviewed by:
Brad Johnson Chris Veirs
Community Development Director Principal Planner
Prepared by:
Daniel Kim
Assistant Planner
Attachments:
A - Draft Resolution
B - Reduced Plans
C - Claremont Register Listing